316 N Colville Rd · Deer Park, WA 99006

$150,000

3 bd · 1.0 ba · 960 sqft · Manufactured public records · 51 Days on market

Built 1970 7,080 sqft lot $156/sqft · 6% below area Est $160k · 6% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.0/30.0
• ARV discount +10.3/15.0
• DSCR +9.4/10.0
• 1% rule +6.3/10.0
• Schools +5.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you are looking for affordable housing in Deer Park here it is. This is not a trailer in a trailer park. It has its own lot and is not leased. Terms are Cash and Owner Contract. 1970 Boise Cascade Doublewide. 3 bedroom 2 bath with 960 sq ft. Home has Gas Furnace, fridge, Stove, w/ d hookups. Outside has Carport and Storage Shed. Lot is 3/4 fenced. Contract terms are 150k purchase price, 25k down, 8% interest, 1500/month PITI. Agent is related to Seller. I have more of these coming up for sale.

Key facts

• Gas furnace
• Carport
• Storage shed

Tags

• GAS FURNACE
• CARPORT
• STORAGE SHED
• 3/4 FENCED

Property features AI

Finance

• Other: Lot approx. 0.16 acre (about 120' x 59')

Exterior

• Parking: 2-space carport
• Utilities: Public records list living area and building area as 960 (per public records)
• Home design: Manufactured on land (Boise Cascade); Residential property; Manufactured house
• Construction: Steel frame construction; Skirted foundation with block and vapor barrier; Roof: see remarks
• Exterior features: Fenced yard; Level lot; City bus service within about 6 blocks; City street and paved road frontage

Interior

• Kitchen: Free-standing range; Refrigerator
• Bedrooms: 3 bedrooms
• Heating & cooling: Natural gas heating; Forced air
• Interior features: Pantry; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.4% in Deer Park — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 57/100 on livability (#531 in WA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living B+; Watch: amenities F, commute F, employment D-.
• Deer Park School District (rural): math 52% / reading 66% proficiency, ranked #74 of 291 in WA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 364 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,608 units permitted in Spokane County in 2024 (1,792 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Spokane County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $26k; list at $150k implies a 477% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.04%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (median comp): $160,000
• List price: $150,000
• Delta: -6.25%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 N Colville Rd	0.01mi	3/2.0	960 (0%)	2mo	$150,000	$156	94
312 N Stevens St	0.11mi	3/2.0	980 (+2%)	9mo	$324,000	$331	80
426 E 6th Ave	0.15mi	3/1.0	980 (+2%)	23mo	$260,000	$265	71
518 E 2nd Ave	0.13mi	2/1.0 (-1)	896 (-7%)	8mo	$130,000	$145	71
422 E B St	0.41mi	3/2.0	840 (-12%)	16mo	$100,000	$119	42
113 S Stevens St	0.37mi	2/1.0 (-1)	840 (-12%)	18mo	$175,000	$208	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,477
• Equity at exit: $22,365

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $36,516
• Equity at exit: $12,969

Cash invested: $42,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City: — inherits STATE

Just-cause statewide (2021); Seattle layers rent control restrictions + relocation assistance; very tenant-friendly.

Methodology + full state rankings →

ZIP-level market 99006

• Home prices YoY: -17.4%
• Active inventory: 364
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,698 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$71 /mo · $851/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $421

Break-even live

Break-even rent $1,165

Max offer price $150,000

Occupancy floor 70%

Sensitivity live

Price	-10% $506	-5% $464	+0% $421	+5% $379	+10% $336
Rent	-10% $287	-5% $354	+0% $421	+5% $488	+10% $555
Rate	-1.0pp $497	-0.5pp $459	base $421	+0.5pp $382	+1.0pp $343

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 E C St, Unit 422 Deer Park, WA	2.0	1.0	720	$1,200	$1.67	15d	1	0.45mi
425 S Main St Deer Park, WA	2.0	2.0	950	$1,300	$1.37	15d	1	0.72mi
107 E H St Unit 101-C Deer Park, WA	3.0	2.0	1086	$1,450	$1.34	15d	1	0.75mi

Listing history 20 events

1. 2026-06-21
   days on market $150,000 Active 51 DOM
2. 2026-06-18
   days on market $150,000 Active 48 DOM
3. 2026-06-17
   days on market $150,000 Active 47 DOM
4. 2026-06-16
   days on market $150,000 Active 46 DOM
5. 2026-06-15
   days on market $150,000 Active 45 DOM
6. 2026-06-14
   days on market $150,000 Active 43 DOM
7. 2026-06-13
   days on market $150,000 Active 42 DOM
8. 2026-06-10
   days on market $150,000 Active 40 DOM
9. 2026-06-09
   days on market $150,000 Active 39 DOM
10. 2026-06-08
    days on market $150,000 Active 38 DOM
11. 2026-06-07
    days on market $150,000 Active 37 DOM
12. 2026-06-03
    days on market $150,000 Active 33 DOM
13. 2026-06-02
    days on market $150,000 Active 32 DOM
14. 2026-06-01
    days on market $150,000 Active 31 DOM
15. 2026-05-31
    days on market $150,000 Active 30 DOM
16. 2026-05-31
    days on market $150,000 Active 29 DOM
17. 2026-05-01
    listed $150,000 Active 501-char remark
18. 2025-01-05
    historical $1,200
19. 2024-12-27
    listed $1,200
20. 1991-06-25
    soldstatus $26,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $851 · $71/mo
• Projected year-2 tax: $1,470 · $122/mo
• Expected delta: +$619/yr (+$52/mo · 72.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 6 d/yr ≥94°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,374
• − Mortgage interest: −$8,402
• − Property taxes: −$851
• − Insurance: −$750
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$4,364
• Taxable income: $2,747
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $4,396/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Deer Park School District
• NCES district ID: 5302070
• Math proficiency: 52% ▼ -1.00%
• Reading proficiency: 66% ▬ 0.00%
• Median HH income: $47,808
• Composite: 51.66/100
• National rank: #3620
• State rank: #74 of 291 in WA

Livability — Deer Park

• Score: 57/100
• State rank: #531
• US rank: #22045

Category grades

Amenities F Commute F Cost of living B+ Crime C+ Employment D- Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deer Park, WA
• County: Spokane County · 496,401 people
• City population: 16,177
• Metro: Spokane-Spokane Valley, WA
• Population (ZIP): 16,177
• Household income: $72,200
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 144.0

Population outlook (Spokane County) Hauer SSP2

• Today (2025): 531,314 people
• By 2030: 549,278 · +3.4%
• By 2040: 577,822 · +8.8%
• By 2050: 598,188 · +12.6%
• By 2075: 630,744 · +18.7%
• By 2100: 622,360 · +17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Portuguese 6% Slovak 3% Serbian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Spokane

• 2024 margin: Toss-up / Even · D 46.0% · R 51.0% · Other 3.0%
• 2008→2024 swing: -3.8pp toward R · 2008: -1.1pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: R+4.3 2016: R+8.3 2012: R+6.3 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.74%
• Current HPI: 378.0416
• Rent YoY: —
• Metro: Spokane-Spokane Valley, WA
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

Industry mix (Fortune 500 HQ in WA)

Industry	F500 HQs	Revenue
▸Retail	2	$269B
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

+476.9% since first listed

4 events — show timeline

• 2026-05-01 Listed $150,000 SPOKANEMLS as Distributed by MLS Grid
• 2025-01-05 Rental Removed $1,200 APPFOLIO
• 2024-12-27 Listed for Rent $1,200 APPFOLIO
• 1991-06-25 Sold (Public Records) $26,000 Public Records

Property tax history

+4.2%/yr

Latest (2026): $851 · -9.2% YoY. Source: county tax records.